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HomeMy WebLinkAboutTC Min 2002-09-18 " TOWN COUNCIL MINUTES CALL TO ORDER Mayor Gram called the regular meeting of the Tiburon Town Council to order at 7:30 p.m. on Wednesday, September 18,2002, in Town Council Chambers, 1505 Tiburon Boulevard, Tiburon, California. ROLL CALL PRESENT: COUNCILMEMBERS: Berger, Fredericks, Gram, Slavitz, Thompson PRESENT: EX OFFICIO: Town Manager Mcintyre, Town Attorney Danforth, Director of Community Development Anderson, Senior Planner Watrous, Director of Public WorksITown Engineer Echols, Chief of Police Odetto, Director of Administrative Services McVeigh, Town Clerk Crane Iacopi r- CLOSED SESSION CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION (Section 54956.9(a)) Tiburon Residents (l'RAUMAS) v. Town ofTiburon and MERA Xanadu v. Town ofTiburon CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION (Section 54956.9(b)) One Case ANNOUNCEMENT OF ACTION TAKEN IN CLOSED SESSION. IF ANY Mayor Gram said that no action was taken in closed session. INTERVIEWS FOR TOWN BOARDS. COMMISSIONS AND COMMITTEES . Jim Hermann, 52 Red Hill Circle . Tara Sullivan, 345 Ridge Road r- Town Council Minutes # 23-2002 September 18, 2002 Page 1 . ,-... ORAL COMMUNICATIONS Allan Letkof, 13 I SugarloafDrive, said that he was "co-head" of TRAUMAS, which stands for "Tiburon residents against Unfair MERA antenna siting." Letkof said that the group wanted to stay in good communication with the Town and Staff to find a solution to the siting of the antennas on behalf of all the residents of Tiburon, not just the residents of Sugarloaf Drive. Lynn Fox, 128 SugarloafDrive, said she supported Allan's proposal to help anyone in Tiburon with this situation. She said she still hoped that an alternate site would be found in a non- residential neighborhood, and asked the Council to "work with us to keep our community safe and secure." INTRODUCTION OF NEW TOWN EMPLOYEES The following new employees were introduced by Chief of Police Matthew Odetto, Director of Public Worksffown Engineer Pat Echols, and Director of Administrative Services Heidi McVeigh, respectively: -- . Police Officer Cindy Baxman . Public Works Administrative Aide Suzanne Creekmore . Account Clerk Valerie Beijen APPOINTMENTS TO TOWN BOARDS, COMMISSIONS AND COMMITTEES . Jt. Recreation Committee - One Vacancy MOTION: Moved: Vote: To appoint Tara Sullivan to the Jt. Recreation Committee Fredericks, seconded by Slavitz AYES: Unanimous CONSENT CALENDAR I. Approval of Town Council Minutes - September 4, 2002 2. Approval of Town Council Minutes - September 9, 2002 3. Recommendation by Senior Planner - 3 Palmer Court; Partial Granting of Appeal -- Tawn Council Minutes # 23-2002 September 18, 2002 Page 2 r- a) A Resolution of the Town Council of the Town of Tiburon Partially Granting an Appeal by art and Florence Kenney of the Approval of Site Plan and Architectural Review for Property located at 3 Palmer Court - AP No. 55-201-01 4. Recommendation by Town Manager - Approval of the Emergency Operations Plan 5. Recommendation by Public Works Directorrrown Engineer - Authorize Town Hall HV AC System Modifications 6. Recommendation by Town Attorney - Biennial Conflict of Interest Update Councilmember Fredericks asked that Item No.4 be removed from the Consent Calendar. Councilmember Berger asked that a sentence on page 9 of the the September 4,2002 minutes be changed to read, "... the second story was expressed as a one-story fa~ade." MOTION: Moved: Vote: To approve Items 1,2,3,5 & 6 above. Slavitz, seconded by Fredericks AYES: Unanimous ABSTAIN: Gram (Item Nos. I and 3) - PUBLIC HEARING 7. Appeal of Design Review Board Decision - Approval ofa new single-family dwelling located at 124 Leland Way Assessor's Parcel No. 34-175-05 Applicants - Jeff Houston and Tracy Lee Appellants - Jennifer and Janet Carter Senior Planner Watrous presented the Staff report. He said that the Design Review Board had first reviewed the project on April 4, 2002. At that time, numerous property owners in the surrounding Bel Aire neighborhood had expressed their concerns about the construction of the proposed two-story house at 124 Leland Way. The issues raised were those of potential sunlight and privacy impacts on adjacent homes; the height, mass and bulk of the proposed design; and whether a two-story home was compatible in the predominantly one-story residential neighborhood. According to Watrous' report, the Board shared many of the concerns expressed by the neighbors; in particular, finding that the proposed house was too tall, had excessive mass and bulk, and would create privacy impacts on the neighboring homes. - Town Council Minutes # 23-2002 September 18. 2002 Page 3 -- Although the Board in general thought that a two-story home could be properly designed on the site, Watrous said that it determined that the proposed design was inappropriate for the particular property and for the neighborhood. The Board continued the hearing to the May 16, 2002 meeting, and gave direction to the applicants, Jeff Houston and Tracy Lee, to address these concerns. The applicants submitted two sets of revised plans. The first set did not change the side yard setbacks or the second story area, and resulted in an increased floor area ratio. After reviewing these issues with Staff, the applicants then requested another continuance of their application to the August 15,2002 DRB meeting and submitted further revised plans for the Board's review and subsequent approval. The approved plans included changes to the overall building height and modified setbacks, and a reduction in size of the second story; however, the plans increased the overall size and lot coverage of the house, according to Senior Planner Watrous. Mr. Watrous said the Design Review Board determined that the modifications significantly addressed the concerns regarding privacy and sunlight blockage previously raised by concerned neighbors. The Board also determined that the two-story house, as redesigned, would be consistent with the requirements of the Tiburon Zoning Ordinance and would not be incompatible with the character of the Bel Aire neighborhood. -- Watrous' report stated that the Board then voted 3-0-2 (with Boardmembers Comstock and Teiser absent) to approve the application as submitted. On August 26, 2002, an appeal was filed by the adjacent neighbors, Jennifer and Janet Carter, 130 Leland Way. Senior Planner Watrous delineated the grounds of the appeal: 1. The subject house would be incompatible with the character of the Bel Aire neighborhood; 2. The size of the subject house would be inconsistent with the Town's floor area ratio guidelines which discourage overbuilding; 3. The decision that the subject house would not result in impacts on the privacy, view and light and air of neighboring homes is unsupported by evidence in the record. 4. There were errors and omissions contained in the application and Staff reports presented to the Design Review Board. After covering Staff's responses to these issues, Mr. Watrous said that the DRB had followed the Town's guidelines for Site Plan and Architectural Review in making its fmdings and approving the project. He stated that although the Town's current zoning ordinance did allow for two-story houses in the Bel Aire area, the Board recognized that a nwnber of residents in Bel Aire were opposed to the construction of any two-story homes in their neighborhood. -- Town Council Minutes # 23-2002 September 18, 2002 Page 4 r" According to Senior Planner Watrous, the Design Review Board recommended that if these residents desired such a prohibition, the appropriate course of action would be to request the Town Council to initiate a zoning code amendment to modify the requirements of the R-I-BA zone. Mr. Watrous therefore recommended upholding the Design Review Board's decision in this matter. Mayor Gram opened the public hearing. Former Mayor Jerry Thayer read the following letter into the record (excerpts below): "Good evening, my name is Jerry Thayer, I've lived at 158 Blackfield Drive for going on 20 years. I will summarize the issues as I see them in this appeal...". "This is the first two-story project proposed in Bel Aire since annexation in 1984. It is the maximum size allowed by the zoning ordinance and is significantly out of character with the neighborhood. The 181 unit neighborhood is composed entirely of single story homes, but for two exceptions built before annexation. Neither the staff nor the Design Review Board (DRB) made a meaningful analysis of the project impact on the neighborhood required by the Guiding Principles of Section 4.02.07 of the Zoning Ordinance. Instead the DRB, three members attending, approved the project as presented on the assumption that final review would be made by the Town Council." r" ". . .At the top of page five of the [Staft] report a conclusion is stated that 'the proposed house would not appear to be consistent with much of the overall current development pattern of this neighborhood,'. The writer then states the project is consistent with what the writer believes is consistent with future development of the neighborhood despite the provision in Section 4.02.07 of the Guidelines which expressly states that 'in single story neighborhoods two stories shall be discouraged. ", "... The neighborhood should not be destroyed by a piecemeal approval process. If a policy of change in the character of the neighborhood is to occur, it should be done with proper notice and review by the Planning Commission with ample opportunity for measured public input. Proper planning would produce a superior result and could well result in continuing the existing policy of discouraging two story homes in single story neighborhoods." "... the appeal should be granted and the proposed project denied." Mr. Thayer added that the "feeling of openness and sense of ridgelines and sky are the 'persona' of our neighborhood," a feeling which would be altered if second-story homes were allowed. Fred Starr, 160 Leland Way, spoke on behalf of the appellants. Mr. Starr said that he had 30 years of engineering experience and on that basis, he had prepared drawings for the Council which showed how the proposed home would look from Jennifer Carter's house and from Leland r" Way. He said that none of the applicant's drawings showed this same kind of scale, as Town Council Minutes # 23-2002 September 18, 2002 Page 5 I'" recommended by the DRB guidelines. Mr. Starr said that his drawings showed the bulkiness of the project and its impacts on the sunlight, views, and privacy of the Carters. Mr. Starr said that not one of the residents on Leland Way supported the project and asserted that a one-story home could be built that would still have a sizeable backyard, as desired by the applicants. He said that the proposed project was larger than most of the Bel Aire homes and that although the neighborhood was evolving, a "thoughtful" single story addition or remodel that retained the "ranch style character" of the neighborhood would be preferable. Mr. Starr showed photographs of eight different Bel Aire homes that had been remodeled as one- story houses. In response to a question from Mayor Gram, he said that he did not have the square footage of these remodel projects. Hugh Carter, architect residing in Santa Cruz, brother of appellant Jennifer Carter, also spoke on appellants' behalf. Mr. Carter said there were "errors and inaccuracies" in the information provided to the DRB and Council in the Staff reports. He said that his calculations showed a larger floor area which would increase the size of the house by 319 square feet. Councilmember Fredericks asked whether the calculations were based on total area rather than the "living area" calculations utilized by Staff. ,-' Mr. Carter said this was a very important point and contended that the applicants had in fact turned part of the garage into living area while counting the square footage as part of the garage. He said that the Code allowed the garage exclusion on the basis that the space would be devoted exclusively to parking or storing cars and not to other uses such as a laundry room and mud room that were part of the applicants' plans. Councilmember Berger said that the distinction was made by Staff on the basis of the one-hour wall separating these areas. Mr. Carter replied that the Staff report provided to the Council addressed this issue while the report provided to the DRB did not. He concluded that if the square footage was recalculated it would result in a higher FAR rather than the maximum allowed by Town Code. Mr. Carter further contended that the case had not been made by the applicants to justifY the construction of a two-story home, and that the Zoning Ordinance guidelines said to compare an application to the existing residence rather than what the future might bring. On the issues of sunlight blockage and privacy, Mr. Carter said that the comparison by appellants of tall trees blocking sunlight was not a fair one, as trees lose their leaves in winter while a second story would be visible at all times. He said that the home would sit on a raised floor, on a nine-foot plate, and would have sloping eaves taller than the other eaves in the area. -- Tawn Council Minutes # 23-2002 September 18, 2002 Page 6 - Applicant Jeff Houston made his presentation. He said that the Staff report clearly addressed the issues and that both Staff and the Design Review Board had acted to uphold the Town's ordinances. He said that he and his wife had done everything possible to comply with the Town's requirements. Mr. Houston said that the DRB was an "investigative arm" of the Town Council that had performed its job. He said that one of the neighbors had commented that the DRB had been "extremely fair" in its review. Mr. Houston said that 19 two-story houses has been built over the last 20 years in Belveron West and East which had been successfully incorporated into that neighborhood. He said that modem families needed more living space and that numerous expectations existed within the Bel Aire neighborhood that two-story home remodel projects would be undertaken. Houston said that he and his family has asked for no variances and that their project was only 145 square feet (or 8.4%) larger than the largest home in the neighborhood. Mr. Houston also stated that the privacy and sunlight issues had been addressed and he asked Council to "please allow us to build our new home." Ken Berman, architect for Houston/Lee, said that they had tried to address the principles contained in Section 4.02.07 and to find a "reasonable precedent" for building a two-story home within the Bel Aire neighborhood. ,- Berman clarified that the Zoning Code discouraged second story additions or permitted them with increased setbacks. He said that he felt they provided reasonable setbacks, although the Zoning Ordinance lacked specific guidance in this area. In response to the disputed square footage of the project, Mr. Berman said that his calculations were performed on "autocad," which he had used for 12 years. Berman said that Section 1.05.07 defined garage space as "an access building or portion of a main building enclosed on three sides, used primarily for storage of vehicles, bicycles and other uses." He said that the Houston!Lee garage met the intent of this definition. Mayor Gram closed the applicant/appellant portion of the hearing. Vice Mayor Slavitz, commented on the "appearance of mass," asked about the nine-foot plate and raised floor. Mr. Berman said that the kitchen and adjacent areas were all slab on grade. However, he said that the raised floor was more comfortable and noted that his client, Mr. Houston, had knee problems. He also said that the nine-foot plate created a sense of "spaciousness" and was compatible with the floor plan. - Town Council Minutes # 23-2002 September 18, 2002 Page 7 -- Councilmember Fredericks asked how much of the back yard was actually useable, given the existing stand of trees. A discussion ensued about a 20-foot [flood control district] easement. She asked if that space could be utilized. Senior Planner Watrous said that a drainage easement per se was not useable, but it would depend on who owned the particular easement. Councilmember Fredericks commented that most of the easements in that area were cut offby fences and trees so as to render them unuseable anyway. Senior Planner Watrous concurred. Mayor Gram opened the public hearing. Prudence Starr, 160 Leland Way, lifetime Bel Aire resident, said that the neighborhood could not be compared to Belveron Gardens, and that the ranch style homes with private patios and sunlight were important features to Bel Aire residents. Ms. Starr said that the 50-year tradition of "neighborly consideration" was being undermined by the Houston/Lee application which she labled a "trophy home." Ms. Starr said that maintaining the quality oflife in the neighborhood was more crucial than maximizing property values. She asked that they "re-think" their design. -- Virginia Brunini, 267 Karen Way, 36-year resident, said that the reason she had fought for annexation into the Town was because the Bel Aire neighbors wanted a "say" in the development of the Town. She said that she, and former Mayors Thayer and Nygren had worked on the Zoning Ordinance language regarding second story additions, and that the word "discouraged" was meant to be just that. Ms. Brunini said that the basic Bel Aire house was 1,007 square feet and that by this time over 60% of the homes had been increased in size, nine of which were over 2,000 square feet. However, she said that the average house size was closer to 1,500-1,600 square feet and that a recent [one-story] remodel on Claire Way, which was now 1,757 square feet, had just sold for $975,000. Ms. Brunini said that while Belveron had done a good job of integrating their two-story remodels, the DRB should have focused more on the issue of neighborhood character in this instance. She said that it was important to preserve the values of privacy, sunlight, and neighborhood compatibility and that approving this application would set a precedent. Karen Nygren, 22 Pasco Mirasol, former Planning Commissioner and Town Councilmember, recalled the "long deliberation" on the issue of two-story remodels in the Bel Aire neighborhood that had taken place when she had been involved in writing the language of the General Plan. Ms. Nygren said that the language regarding height, sunlight, privacy and neighborhood character was specifically put into the policy to deal with the Bel Aire neighborhood. She said that -- Town Council Minutes # 23-2002 September 18, 2002 Page 8 - approval of this application would change the intent of the General Plan, and further stated that change that was only inevitable if the Council deemed it to be. Carolyn Shadan, 79 Claire Way, said she was in support of the project. She said that the Planning Department was "rigorous" and careful, and that the issue of change was similar to the reaction of the public to the introduction of mini-skirts and long hair. Gene Zwillinger, 19 Claire Way, said that the neighborhood would change with the introduction of two story homes, and that his back-yard privacy would be impacted. He concluded that "quality of life" is what mattered and said that if the footprint of the Houston/Lee proposal could be expanded into a one-story home, and the Code changed accordingly, he would prefer it. Brian Zaillian, 43-year resident of Bel Aire, said that while some called Bel Aire the "slums of Tiburon" he thought that it was a "special place." He said that while he liked Jeff and Tracy Huston, he realized after viewing the story poles for their proposed home that the "sky was no longer there." Mr. Zale said he hoped a compromise could be reached in order for the home to grow "outward" rather than upward. LeonorNoguez, 346 Karen Way, since May of 2002, said that she did not feel welcome in the neighborhood and that this issue was devisive. She said that the reasons stated in opposition to the Houston/Lee project did not withstand scrutiny and that the 1950's homes needed to be replaced by "family friendly" homes, which did not contain lead paint or asbestos. - Vasco Morais, 321 Karen Way, said that before he and his family remodeled their home, they had considered a two-story solution. However, after taking their neighbors' comments into account, they were quite comfortable with their 2,500-2,600 square foot one-story home. Mr. Morais said that there was an informal survey being conducted in the neighborhood, of which there was currently on a 50% response. He said that of those polled, 59% were not in favor of second stories, 27% would limit the second stories, 10% were undecided, and 4% were in favor of no limitations. Mr. Morais said that he had concluded that some sites could accommodate second stories, but not the Huston/Lee property. Leslie Frysh, said that the Belvedere Lagoon had restrictions on how to build second story homes, with certain height restrictions and setbacks. She suggested that the Town add specific requirements into its existing guidelines. Ecker Evess, 65 Monterey Drive, disputing the privacy issue, said that the railroad right-of-way which passed behind some of the Bel Aire homes in question, was a walkway that allowed people to see into these backyards. - Town Council Minutes # 23-2002 September 18. 2002 Page 9 - Thomas Szymoniak, 293 Karen Way, said that he "danced" when he, saw the story poles and that it was time for a change. He said if the HustonlLee project or other two-story projects were not allowed, he would in time be "priced out of the neighborhood." Peter Brooks, 54 Claire Way, while acknowledging that the existing homes had limitations, said that this application did not "respect" the neighborhood. Sheman Repal, 254 Cecilia Way, said that he supported the project and that the process had worked. He said he had no privacy because his home backed up to Bell Market. Priscilla Wanat, 86 Claire Way, said that while change was inevitable, the current project was out of scale with the current environment. She said that privacy was extremely important to some, but not all of the Bel Aire residents. She said that the proposed project was "looming" and "impressive" and asked what would happen if another one of similar scale was planned for the other side of the appellants' home. She concluded that this would be "depressing" and "overwhelming" and said that the Houston!Lee project was too big for the neighborhood. Elaine Howard, 295 Cecelia Way, said that the kids she grew up with were not "stunted" or "endangered" and that she was proof because she had just graduated from college. Andrew Rusting, 263 Cecelia Way, said that there was 4,000 square feet remaining of developable space on the HoustonlLee lot, which was plenty of room for a one-story home. - Pablo Castro, 270 Cecilia Way, said he had moved to this country to "get away from socialism." He said that Bel Aire was "not a lovely neighborhood" and that he planned to add a second story to his home in the future. He said that everyone should think about "harmony" and be concerned about how the HoustonlLee family would feel if they were not allowed to build. During the appellant's rebuttal period, Jerry Thayer said that the existence ofa pedestrian pathway behind one's home was different from the "constant intrusion" of a second story house next door. He said that there were many fine single-story homes in the neighborhood that will be or have been remodeled and that a single-story home would be compatible with the neighborhood. Mr. Thayer said that the Planning Commission was the appropriate forum in which to discuss the second-story issue further. Thayer said that approval of the Houston!Lee project would result in "piecemeal" development in the Bel Aire neighborhood. Mayor Gram closed the public hearing. Councilmember Thompson led off the Council discussion. He said that he had visited the site and had viewed it from all angles. He said he had driven every street in the neighborhood. He said that there were two overlapping issues-the appeal of the DRB approval and the policy r- regarding second stories. Tawn Council Minutes # 23-2002 September J 8, 2002 Page 10 -. Mr. Thompson concluded that the project was inconsistent with the guidelines stated in the General Plan, and was not compatible on that street in that neighborhood at this time. He said that the General Plan did not need to be rewritten; that second stories could be "nestled" into a roofline, and that he was not against second stories per se. However, he said that the north/south orientation of the street made the application problematic. Thompson said that while the ORB may have "punted" the decision to the Town Council, it was the right thing to do. He said he would vote to grant the appeal. Councilmember Fredericks said that she too understood the needs of younger families, but that neither that nor the concept of an affordable neighborhood was really the issue. She said the crux of the matter was whether or not the application conformed with the neighborhood and the dwellings on adjoining sites. Fredericks said that this did not mean that every house had to look exactly alike, but said that the neighborhood goals for deep back yards, and windows of sunlight, were valued. She also said that the issues of how the proposed home would look, and how high and how wide the second story was, were not adequately addressed. Ms. Fredericks said that she did not favor a "blanket prohibition" of second story homes, but that similar, surrounding remodels could change the neighborhood into "row houses." - Councilmember Berger acknowledged that there were cordial people on both sides of this issue. He stated that he had served four years on ORB and six years on the Planning Commission. He said that the ORB had approached the issue correctly and had asked for serious changes to the original plans, and that "blanket proscriptions" were not the way to go. However, Mr. Berger said that as a Town Councilmember considering policy, he would agree that Bel Aire was a unique neighborhood. He said that what made it unique was the open back yards that opened to the sky, just as what made Belvedere Lagoon unique was the opening to the lagoon. He said this concept was well understood by the Planning Commission who wrote the words "to discourage" second stories in this area. Mr. Berger said that it was possible to design "stealth" second stories, but that in this application, the second story was done at the expense of the surrounding neighbors in order to preserve the back yard space of the applicant. Berger concluded that because of the unique neighborhood character, the extra height of the project which blocked views and sunlight, that he would vote to uphold the appeal. He also stated, however, that a design was possible that would achieve the applicants' goals as well as to strengthen the unique quality of the neighborhood. Vice Mayor Slavitz said that his first home was a 1,007 square foot house at 55 Pamela Court in -. Bel Aire. He said he bought it precisely because of its "possibilities," and that it did not behoove Tawn Council Minutes # 23-2002 September 18. 2002 Page 11 ,..., anyone to cut off possibilities. However, he said that resolution of the issue would have to come down to the sensitivity on each side. Mr. Slavitz said he thought the proposed house was too big, and that the second story was "imposing." He recommended redesigning a smaller version or one-story home, and to lower the nine-foot plate. Mayor Gram said that DRB appeals were one of the most difficult tasks that faced the Council. He said that this was not the forum to discuss a second story policy, but that this house was "too big and too imposing" and that he would vote to uphold the appeal. Mayor Gram agreed that specific guidelines would be useful but said that this project "didn't fit" the neighborhood. Town Attorney Danforth then responded to some Council questions concerning denial of an appeal with or without prejudice, and said that the Town's fee waiver policy did not apply to new applications. Councilmember Fredericks that she was concerned about sending a "consistent message" after hearing the comments of her fellow Councilmembers on second stories. Councilmember Berger responded that the language of the Code was clear in that it said that second stories were "strongly discouraged." In other words, according to Berger, "it can be done, but...". r- MOTION: Moved: Vote: To grant the appeal and direct Staff to return with a resolution of findings. Fredericks, seconded by Thompson AYES: Unanimous 8. Recommendation by Director oCPublic Worksffown Engineer - Repeal and Replace Chapter 30 of the Town Code to further regulate the use of Leaf Blowers within the Town of Tiburon Director Echols gave a brief report summarizing the proposed ordinance. Mayor Gram opened and closed the public hearing. There was no public comment. MOTION: Moved: Vote: To read ordinance by title only. Fredericks, seconded by Berger AYES: Unanimous Mayor Gram read, "An ordinance of the Town Council of the Town of Tiburon repealing the existing Chapter 30 of the Tiburon Municipal Code and adopting a new Chapter 30 regulating the use ofleafblowers and gas-powered hedge trimmers." -, Town Council Minutes # 23-2002 September 18, 2002 Page 12 -. MOTION: Moved: Vote: To adopt above ordinance. Slavitz, seconded by Fredericks A YES: Berger, Fredericks, Gram, Slavitz, Thompson COUNCIL. COMMISSION AND COMMIlTEE REPORTS None. WRIlTEN COMMUNICATIONS Town Council Weekly Digest - September 6,2002 Town Council Weekly Digest - September 13, 2002 ADJOURNMENT There being no further business before the Town Council of the Town of Tiburon, Mayor Gram adjourned the meeting at 10:00 p.m., sine die. . r'- ~/ OM ~, OR /""'. Town Council Minutes # 23-2002 September J 8, 2002 Page J 3